The PRC Planned Retirement Community District
is intended to provide for a planned, high-density, multifamily residential
community designed specifically for senior citizens. Although the
community may include health and nursing care facilities as well as
facilities for residents' dining, recreational and social activities,
the character of the community is to be compatible, both in terms
of the use itself and its visual and design impact, with the residential
character of the surrounding area and the Township as a whole.
A building may be erected, altered or used and
land may be used for any of the following purposes and no other:
A. Permitted principal uses.
(1) Single-family detached dwellings.
(2) Agricultural uses and buildings.
(3) Silvaculture, wildlife and nature preserve or other
conservation uses.
(4) Communications antennas mounted on an existing communications tower and communications equipment buildings, subject to the regulations set forth in §
275-216 of Article
XXXIV.
[Added 9-14-1998 by Ord. No. 588; amended 8-3-1999 by Ord. No. 595]
B. Conditional uses permitted only after Township Council has authorized the specific use proposed pursuant to §
275-46 and Article
XXXVI.
(1) Multidwelling unit building designed for resident
senior citizens and located in a planned retirement community.
(2) A planned retirement community.
(3) Communications antennas mounted on an existing public utility transmission tower, building or other structure and communications equipment buildings, subject to the regulations set forth in §
275-216 of Article
XXXIV and all other standards and criteria for approval of conditional uses in this chapter.
[Added 3-8-1999 by Ord. No. 595]
C. Accessory uses for authorized conditional uses:
(1) The following uses are permitted as accessory uses
to authorized conditional uses (but not to the extent that the use
takes on the character of a principal or primary use).
(a)
Common dining facilities for residents.
(b)
Recreational and social facilities for residents.
(c)
Administrative office and operational facilities
for management of the community.
(d)
Health care facilities and services for residents,
provided that, with respect to nursing care beds which shall not exceed
78 beds, nonresidents may be provided with services; however, after
seven years from the initiation of such services, not more than 50%
on an average annual basis, of such nursing care beds shall be used
to provide services to nonresidents.
[Amended 3-27-2006 by Ord. No. 672]
(e)
Snack shop and beauty shops.
(f)
Personal care units, facilities and services
to assist residents with their daily living activities, provided that
there shall be no more than 56 personal care units in a planned retirement
community; these personal care units may be used to provide services
for nonresidents of the retirement community; however, after seven
years from the initiation of such services, not more than 50%, on
average annual basis, of such personal care units shall be used to
provide services to nonresidents.
[Amended 3-27-2006 by Ord. No. 672]
The party or parties (applicant/s) proposing
to use a site as a planned retirement community must apply for and
receive Township Council's authorization to do the specific use proposed.
The applicant shall have the duty of presenting evidence and the burden
of proving to Township Council that the proposed use will comply with
all of the standards and criteria required for such authorization.
A. Performance standards.
(1) The architecture, landscaping and overall site layout
of the retirement community must be aesthetically and functionally
compatible with existing and/or potential (currently zoned) surrounding
residential land uses. The color, style, materials and scale of the
buildings, structures and the project itself shall not disrupt the
character of the surrounding area. Design decisions should not be
limited to marketing needs and other internal considerations. In designing
such a retirement community, the view to the site should be as important
as the view from the site.
(2) The overall character of the community shall be residential.
By the plot plan and other material specifically describing the proposed
operation of this community, the applicant shall demonstrate that
the proposed accessory uses will not, in fact, be principal uses and
will not alter the residential character of the community.
B. Basic
criteria. An application for conditional use authorization to develop
a planned retirement community shall not be granted unless Township
Council determines that the specific use proposed is in harmony with
the policies, purposes and Township planning upon which this chapter
is based. In determining whether or not to authorize a particular
planned retirement community, Council shall consider the following:
(1) The relationship of the size, scope, extent and character
of the specific uses proposed to the character and type of development
in the areas surrounding the site where the specific planned retirement
community is proposed.
(2) Whether or not, in view of its specific characteristics,
the proposed community would be an appropriate use in the area or
whether it would have a detrimental effect on existing or potential
uses in the surrounding area, which analysis will involve a consideration
of the proposed community's impact on the character of the area and
shall involve a consideration of the community's aesthetic impact.
(3) The relationship of the proposed use to the uses permitted
in the surrounding area.
(4) The number, extent and scope of any nonconforming
uses in the surrounding area and the impact of the proposed community
on those uses.
(5) Whether or not the proposed community would have an
adverse effect on the public health, safety and general welfare of
the residents, existing or potential, in the surrounding area and
in the Township as a whole.
(6) The effect of the proposed community on traffic in
the area and the nature of the surrounding traffic conditions and
the degree to which the proposed design will provide safe and adequate
access to roads and not result in excessive or hazardous traffic volumes.
(7) The effect of the proposed community upon the logical,
efficient and economical extension of public services and facilities,
such as public water, sewers, police and fire protection and schools,
throughout the Township.
(8) The degree to which the proposed landscaping addresses the needs for plantings at the site according to the criteria in Subsection
C.
(9) The degree to which the proposed construction will
be consistent with sound engineering and the land development design
and techniques.
(10)
Conformity to all relevant provisions of Chapter
210, Subdivision and Land Development, and any other applicable ordinance, code and regulation.
C. Plans and information. In support of an application
for authorization to develop a planned retirement community as a conditional
use, the applicant must provide to Township Council at least the following
plans and information:
(1) A site plan, at a scale of one inch equals 50 feet,
showing at least the following:
(a)
Location and foundation outline ("footprint")
of all buildings and other structures.
(b)
Location and layout of all parking facilities
and an analysis of projected parking needs.
(c)
The internal circulation system and its ingress
and egress intersections with public roads, including the community's
projected traffic generation and flow patterns.
(d)
Location, configuration and size of green and
open space area.
(e)
Total building coverage and total impervious
surface coverage.
(2) A landscape plan and a statement of specific performance standards which will guide the implementation of the plan in accordance with §
275-48.
(3) An architectural analysis, prepared by a registered
architect, describing the design of the proposed buildings and major
structures, which analysis will include at least the following:
(a)
A written description of the style, scale, shape,
materials and colors to be used and the positioning of the buildings
and structures as all these factors interrelate both with respect
to the site and the community itself and importantly with the architecture
and views of surrounding land uses, both existing and potential.
(b)
Elevations and general floor plans for each
of the proposed buildings.
(c)
A statement describing why the overall design
of the buildings proposed to be constructed in the community are aesthetically
compatible with surrounding land uses.
(4) A traffic and circulation plan, prepared by a civil
engineer with substantial traffic engineering experience, which describes
at least the following:
(a)
The community's traffic generation and parking
needs.
(b)
The impact of the community's traffic on existing
traffic at proposed ingress and egress intersections with public roads.
(c)
Emergency vehicle access.
(d)
Proposed traffic safety improvements, on and
off site, including all traffic control devices.
D. In authorizing a planned retirement community as a
conditional use, Council may attach such conditions and safeguards,
in addition to those already required by this chapter, as it may deem
necessary to implement the purposes of the Municipalities Planning
Code and this chapter and to protect the public welfare, which conditions
and safeguards may relate to, but are not limited to, the design of
the buildings, landscaping and its maintenance as a sight or sound
screen, lighting, noise, safety and the prevention of noxious, offensive
or hazardous conditions.